104 Oriole Ln · Angleton, TX 77515

$129,900

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 11 Days on market

Built 1970 8,163 sqft lot Est $255k · 49% under

---

Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the established Bayou Meadows subdivision, this Angleton home offers a unique opportunity to customize and create your ideal living space. Inside, the home offers multiple living areas with great natural light and a layout that can easily be modernized to fit today's lifestyle. The formal living area has been converted into a potential 4th bedroom. Keep it and add a closet to maximize bedroom count and value, or convert it back to create a more open, airy living space. With solid construction, a desirable location, and room to update throughout, this home is ready for its next chapter. Come choose your finishes and bring your vision to life, whether you're looking for a place to

Key facts

• Solid construction
• Desirable location
• Natural light

Tags

• MULTIPLE LIVING AREAS
• NATURAL LIGHT
• POTENTIAL 4TH BEDROOM
• SOLID CONSTRUCTION
• DESIRABLE LOCATION
• MINUTES FROM TX-288

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all main rooms listed on first level); Slab foundation; Composition roof
• Construction: Built in 1970; Construction materials listed as unknown
• Exterior features: Located in a subdivision; Lot approximately 0.1874 acres

Interior

• Kitchen: Kitchen on first level (approximately 14x15)
• Bedrooms: Primary bedroom (first level, approximately 12x12); Two additional bedrooms (first level, approximately 10x10 each)
• Flooring: Concrete; Tile
• Bathrooms: One full bathroom (first level, approximately 8x9)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Concrete and tile flooring; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 11.5% vs local median 4.0% in Angleton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#171 in TX, #4,520 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F.
• Angleton ISD (suburban): math 36% / reading 44% proficiency, ranked #375 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Angleton J H School (math 26% / reading 41%, grade F, #911 of 1,662 statewide, top 56%, 1,561 students, 68% FRL); Angleton H S (math 22% / reading 45%, grade F, #1,011 of 1,632 statewide, top 63%, 2,066 students, 67% FRL).
• Market conditions: 921 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.58% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.69%
• DSCR: 1.83
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $254,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Oriole Ln	0.00mi	3/1.0	1,536 (0%)	0mo	$129,900	$85	96
2939 Summer Breeze Way	0.28mi	3/2.0	1,474 (-4%)	3mo	$257,990	$175	78
2927 Summer Breeze Way	0.27mi	3/2.0	1,464 (-5%)	3mo	$257,990	$176	77
1535 Gentle Wind Ct	0.34mi	3/2.0	1,474 (-4%)	2mo	$259,990	$176	76
1502 Gentle Wind Ct	0.36mi	3/2.0	1,474 (-4%)	3mo	$259,990	$176	74
3139 Savannah Rose Dr	0.41mi	3/2.0	1,474 (-4%)	1mo	$204,040	$138	74
2935 Summer Breeze Way	0.28mi	4/2.0 (+1)	1,670 (+9%)	2mo	$275,990	$165	66
1506 Gentle Wind Ct	0.36mi	4/2.0 (+1)	1,670 (+9%)	1mo	$275,990	$165	63
2923 Summer Breeze Way	0.27mi	3/2.0	1,325 (-14%)	2mo	$255,990	$193	63
8 Robin Ct	0.61mi	4/2.0 (+1)	1,720 (+12%)	3mo	$285,990	$166	44
1321 Sagebrush St	0.67mi	2/2.0 (-1)	1,362 (-11%)	3mo	$129,000	$95	42
1305 Sagebrush St	0.72mi	3/2.0	1,322 (-14%)	2mo	$209,000	$158	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.42×
• Total profit: $15,151
• Equity at exit: $19,369

10-year hold

• IRR: 19.7%
• Equity multiple: 2.65×
• Total profit: $60,155
• Equity at exit: $11,231

Cash invested: $36,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77515

• Home prices YoY: -5.1%
• Active inventory: 921
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,048 high
• Mortgage (P&I): −$681
• Tax from tax record: −$316 /mo · $3,789/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $566

Break-even live

Break-even rent $1,331

Max offer price $129,900

Occupancy floor 67%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
513 Robin St Angleton, TX	4.0	2.0	1900	$2,495	$1.31	22d	1	0.54mi
3606 Atlas Point Ln Angleton, TX	3.0	2.0	1876	$2,250	$1.20	1d	1	0.79mi
3 Dallas Ct #1 Angleton, TX	3.0	3.0	1550	$1,450	$0.94	43d	1	0.83mi
1405 Northview Dr Angleton, TX	3.0	2.0	1172	$2,225	$1.90	2d	1	0.87mi
128 Dallas St Angleton, TX	3.0	2.0	1390	$1,900	$1.37	43d	1	0.90mi
152 Bastrop St Angleton, TX	3.0	2.0	1639	$1,745	$1.06	43d	1	1.00mi

Listing history 8 events

1. 2026-04-28
   status Pending
2. 2026-04-17
   listed $129,900 Active
3. 2007-06-05
   soldstatus
4. 2001-08-28
   soldstatus
5. 2001-07-19
   historical
6. 2001-06-19
   listed $76,000
7. 2001-06-18
   historical
8. 2001-04-16
   listed $79,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,789 · $316/mo
• Projected year-2 tax: $3,789 · $316/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,570
• − Mortgage interest: −$7,276
• − Property taxes: −$3,789
• − Insurance: −$650
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$3,779
• Taxable income: $5,145
• Est. tax owed @ 24.0%: −$1,235
• After-tax cash flow: $5,562/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Angleton ISD
• NCES district ID: 4808310
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $55,670
• Composite: 35.01/100
• National rank: #5046
• State rank: #375 of 826 in TX

Livability — Angleton

• Score: 74/100
• State rank: #171
• US rank: #4520

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment A- Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Angleton, TX
• County: Brazoria County · 374,982 people
• City population: 34,088
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 34,088
• Household income: $88,787
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 785.0

Population outlook (Brazoria County) Hauer SSP2

• Today (2025): 420,414 people
• By 2030: 457,585 · +8.8%
• By 2040: 532,232 · +26.6%
• By 2050: 605,399 · +44.0%
• By 2075: 779,358 · +85.4%
• By 2100: 883,759 · +110.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 55% Hispanic / Latino 33% Two or more races 18% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 78% English-only · Spanish 20% Other Asian/Pacific 1%

Political lean MEDSL · Brazoria

• 2024 margin: R (+19.7) · D 39.5% · R 59.2% · Other 1.3%
• 2008→2024 swing: +9.9pp toward D · 2008: -29.6pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.2 2016: R+24.6 2012: R+34.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.59%
• Current HPI: 288.7286
• Rent YoY: —
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+64.4% since first listed

8 events — show timeline

• 2026-04-28 Pending — HARMLS
• 2026-04-17 Listed $129,900 HARMLS
• 2007-06-05 Sold (Public Records) — Public Records
• 2001-08-28 Sold (Public Records) — Public Records
• 2001-07-19 Listing Removed — HARMLS
• 2001-06-19 Listed $76,000 HARMLS
• 2001-06-18 Listing Removed — HARMLS
• 2001-04-16 Listed $79,000 HARMLS

Property tax history

+1.2%/yr

Latest (2025): $3,789 · +10.2% YoY. Source: county tax records.